OfflineMold or rot is the most important problem that you may find with flat or cathedral roofs. Damage to structure members can result from mold or rot. In severe cases, the roof can lose its ability to carry live loads.
Because there is no access into roof space, this problem can be a very difficult thing to determine. Some of the clues to look for include;
1-Sagging or spongy roof surfaces. With practice, you will get a sense when walking on roofs of unusual deflection or sponginess. This can mean rotted or delaminated sheathing.
2-Sagging plaster or drywall ceilings. I recommend you scan ceiling surface below flat or cathedral roofs with a flashlight beam parallel to the ceiling to reveal sags.
3-Mold on the ceiling surface, in some cases, the ceiling itself is cool enough to condense air in the house on the lower surface. Mold may get a foothold here. If this is the case, you may suspect more problems above the scene.
4-Rusted nail heads on ceiling finishes. Sometimes you can see small rest patterns on plaster or drywall ceilings. This usually indicates high moisture levels in the roof space condensing on, and rusting, nails and screws. Again, this should be a red flag.
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Also sometimes those mold/rot problems are the result of another problem such as a leaky roof or water that can get inside somehow... Which may require someone getting up on the roof! its not easy to do but you must trace that water flow if you know what your looking for and if you dont have a clue then you need to call a professional in such as Servpro @ 1800-servpro whom they can tell you where its coming from and even submit a report on how to fix it PROPERLY!
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In talking with a contractor friend, one of his specialties is mold remediation, an average inspection in this area is usually around $800 and subsequent inspections $300. This is just inspection and samples sent away for analysis.
If you have mold, you have water. This means expensive work may be needed, or maybe just a window needs caulking. I have worked with him on jobs where whole sections of the house were damage and had to be striped and all drywall replaced, or where the grading was wrong from construction, and a down poor would flood the foundation. He guessed that the average repair on a mold call is about $3000 excluding the extremes.
Yes call a professional.
I feel that if you should have any doubt or concern or you may think the situation is more severe than you thought it could be, I would call a professional to come and give you an estimate. The most important part in evaluating a property is….. To make sure you are pricing the repairs properly.
Worst case, you could still get out of a contract if you find out you have under bid the repairs on a property. I know this has happened to me a few times.
Wait until you have a few properties under your belt before taking on some major repair properties. This is just a way of helping you to get comfortable with running the repair costs. Having a contractor or handy man help with the first few can give you great confidence!!!!
HAPPY REHABBING!!!!
If you would like the chance to work with me or one of my fellow real estate investor coaches and our advanced training programs, give us a call anytime to see if Dean's Real Estate Success Academy and our customized curriculum is a fit for you. Call us at 1-877-219-1474 ext. 125